I'm not trying to get in a spat with everyone. I just wanted opinions. Yes, my performance in the past was outstanding and now the market has changed. I have not told one un-truth and dual agency is easy to do - basically list the property and secure the purchaser myself. They never had a problem with it, so what is the big deal.
I've really made a mistake posting here and hate to waste my time as well as everyone else's. I'm not prepared to wage a battle with everyone that posts and I don't think I have to keep typing to prove myself. Let's leave this subject right where it is - as you said, I've done great and will continue to do so. Pick up a duPont REGISTRY and view my latest full-page ad if you question my facts. Thinking outside the box is what it is all about - not just 6%.
http://www.premierpropertiesofsouthcarolina.com

I'm certainly not trying to wage a war. I am wondering how one makes enough money to live off of by advertising in big newspapers and charging a small monthly fee that evidently adds up to much less for the seller than a typical commission.

I would like to KNOW. For crying out loud, why post something like this without being willing to answer questions in more than a general sense????

I'm living now and doing it without the guarantee of selling one thing in the next six months. No different that any other realtor should really be doing if they are representing their listing by advertising. Million dollar homes do not just show up in the local paper.

I've broken the situation down as far as I care to do it, so if you - or anyone else cannot help - don't write. Spend you time on another thread please.

High-end homes I don't mess with.There is a glut of them on the market right now trying to unload.As a broker e&o is required in some states and not in others.

High-end homes is a feast or famine market.When the market is good you are living high on the hog,but when inventory starts building up you have to lay out major bucks to move the higher end homes.

I don't sell luxury homes but I have friends that have been doing it over 20 years.What they do is tell the sellers if they want all this expensive advertising to pay for it upfront and if the house closes they will deduct the valid written reciepts off of there side of the commission as credits.

Luxury sellers are notorious after you have major cash invested of dropping out early on a listing.This forces them to put skin in the game.If they were thinking of screwing you you will find out now instead of later because they have to pay the cost.It wouldn't suprise me to see the sellers sign a listing only to cancel the listing after the broker has spent the money on advertising and then try to sell it to one of the callers to screw the broker out of the commission but sell there home.

The only way I would EVER drop serious cash on a high-end listing up-front is they would have to list at a realistic and aggressive price which alot won't do.

I will admit I was a little stupid to build my dream office and focus on the luxury market, but this is what I had knowledge in and the market was still booming at that time. Now I can't back track because everyting I have done or focused on has been in the high-end bracket from SEO, my sites and advertising.

I do have a few that I sell for friends that are not high-end, but I just do that to help and usually charge a flat fee for those.

In Arkansas, advance fees better be spelled out so far as exactly what you will do and will not do. Then, you better do it!
More than one broker lost their license for LIFE and $10,000s of $1,000s of dollars in fines, plus indictments for fraud.
An Arkansas RE lawyer's advice would be ,"Don't even think about it".